230 Winterberry Dr · Belleville, IL 62220

$150,000

3 bd · 3.0 ba · 2,042 sqft · SingleFamily public records · 34 Days on market

Built 1992 0.29 ac lot ↓ 12% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +5.4/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 3 bed/3 bath ranch with finished basement is move in ready! Open floor plan includes dining/hearth room combo with gleaming hardwood floors and gas fireplace. Eat in kitchen with center island has walk in pantry and ample cabinet space. Enjoy the peacefulness of this well established neighborhood from your 3 season sun room just off the kitchen. Main floor laundry and 1/2 bath off the kitchen. Main floor master suite offers walk in closet, double sink vanity, separate shower and whirlpool tub. Game room, Mancave or Home Theater? You decide in this spacious finished basement with lookout windows and full bath. This spectacular home is located just minutes form The Square in Downtown Belleville, Downtown St. Louis and Scott Air Force Base. Hurry, this home will not last! See the virtual tour on YouTube. Search: 230 Winterberry Additional Rooms: Sun Room

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1992

Property features AI

Finance

• Other: Property type: Residential (house); Above-grade finished area documented; Below-grade finished area documented
• HOA & community: Part of Woodridge Estates HOA; Annual HOA fee of $75 (covers common area maintenance)

Exterior

• Parking: Attached garage (2 car)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single family residence; One story; Private ownership
• Construction: Brick construction; Architectural shingle roof; Has basement (partially finished; includes crawl space)
• Exterior features: Front porch; Rear screened porch; Back yard; Few trees

Interior

• Kitchen: Stainless steel appliances; Kitchen island; Eat-in kitchen; Stone countertops; Double vanity (bath areas)
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: Three full bathrooms; One half bathroom; Basement bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Double vanity; Eat-in kitchen; Kitchen island; Stone counters; Gas fireplace
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.6% in Belleville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#142 in IL, #2,604 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities D-.
• Belleville Twp Hsd 201 (suburban): math 21% / reading 28% proficiency, ranked #308 of 620 in IL (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Belleville High School-West (math 19% / reading 26%, grade F, #317 of 693 statewide, top 46%, 2,234 students, 0% FRL).
• Market conditions: Rents rising fast (+14.5%/yr); 148 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $302,216
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Springwood Dr	0.04mi	3/2.0	1,996 (-2%)	5mo	$330,000	$165	87
324 Lake Forest Dr	0.19mi	3/2.0	2,146 (+5%)	6mo	$294,999	$137	74
432 Meadowlark Ln	0.34mi	3/3.0	1,920 (-6%)	1mo	$310,000	$161	73
307 Summers Trce	0.13mi	3/2.0	1,968 (-4%)	22mo	$275,000	$140	65
428 Meadowlark Ln	0.33mi	3/2.0	1,856 (-9%)	4mo	$274,900	$148	62
320 Lake Forest Dr	0.17mi	3/2.0	1,806 (-12%)	12mo	$289,900	$161	59
158 Dianne Dr	0.74mi	3/2.5	2,200 (+8%)	1mo	$394,900	$180	50
29 Dianne Dr	0.55mi	4/2.5 (+1)	1,895 (-7%)	10mo	$209,900	$111	47
44 Aaron Dr	0.53mi	4/1.0 (+1)	1,924 (-6%)	9mo	$199,900	$104	45
46 Lake Forest Dr	0.59mi	3/2.5	2,296 (+12%)	10mo	$349,500	$152	42
143 Huntleigh Dr	0.64mi	3/2.0	1,788 (-12%)	13mo	$244,900	$137	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.82×
• Total profit: $-7,401
• Equity at exit: $22,365

10-year hold

• IRR: 11.3%
• Equity multiple: 2.14×
• Total profit: $47,733
• Equity at exit: $12,969

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62220

• Home prices YoY: -26.4%
• Rents YoY: 14.5%
• Active inventory: 148
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$787
• Tax from tax record: −$498 /mo · $5,982/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $109

Break-even live

Break-even rent $1,706

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $194	-5% $151	+0% $109	+5% $67	+10% $24
Rent	-10% $-37	-5% $36	+0% $109	+5% $182	+10% $255
Rate	-1.0pp $185	-0.5pp $147	base $109	+0.5pp $70	+1.0pp $31

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 3rd Ave Belleville, IL	4.0	2.0	1512	$1,800	$1.19	18d	1	1.06mi
618 W Monroe St Belleville, IL	3.0	1.0	1500	$1,050	$0.70	24d	1	1.09mi
6 Sandwedge Dr Belleville, IL	3.0	4.0	2200	$2,295	$1.04	2d	1	1.21mi
6 Sandwedge Dr Belleville, IL	3.0	4.0	2200	$3,000	$1.36	3d	1	1.21mi
109 S 13th St Belleville, IL	3.0	1.5	1800	$1,325	$0.74	18d	1	1.32mi
1953 Richmond Springs Ln Belleville, IL	3.0	3.0	1480	$2,500	$1.69	2d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $150,000 Active 34 DOM
2. 2026-06-17
   days on market $150,000 Active 33 DOM
3. 2026-06-16
   days on market $150,000 Active 32 DOM
4. 2026-06-15
   days on market $150,000 Active 31 DOM
5. 2026-06-13
   days on market $150,000 Active 29 DOM
6. 2026-06-09
   days on market $150,000 Active 25 DOM
7. 2026-06-08
   days on market $150,000 Active 24 DOM
8. 2026-06-07
   days on market $150,000 Active 23 DOM
9. 2026-06-03
   days on market $150,000 Active 19 DOM
10. 2026-06-02
    days on market $150,000 Active 18 DOM
11. 2026-06-01
    days on market $150,000 Active 17 DOM
12. 2026-05-31
    days on market $150,000 Active 16 DOM
13. 2026-05-16
    listed $150,000 Active
14. 2026-05-15
    historical $150,000
15. 2016-09-28
    status Active 885-char remark

    Show marketing remark (885 chars)

    Immaculate 3 bed/3 bath ranch with finished basement is move in ready! Open floor plan includes dining/hearth room combo with gleaming hardwood floors and gas fireplace. Eat in kitchen with center island has walk in pantry and ample cabinet space. Enjoy the peacefulness of this well established neighborhood from your 3 season sun room just off the kitchen. Main floor laundry and 1/2 bath off the kitchen. Main floor master suite offers walk in closet, double sink vanity, separate shower and whirlpool tub. Game room, Mancave or Home Theater? You decide in this spacious finished basement with lookout windows and full bath. This spectacular home is located just minutes form The Square in Downtown Belleville, Downtown St. Louis and Scott Air Force Base. Hurry, this home will not last! See the virtual tour on YouTube. Search: 230 Winterberry Additional Rooms: Sun Room

16. 2016-09-28
    soldstatus Closed 885-char remark

    Show marketing remark (885 chars)

    Immaculate 3 bed/3 bath ranch with finished basement is move in ready! Open floor plan includes dining/hearth room combo with gleaming hardwood floors and gas fireplace. Eat in kitchen with center island has walk in pantry and ample cabinet space. Enjoy the peacefulness of this well established neighborhood from your 3 season sun room just off the kitchen. Main floor laundry and 1/2 bath off the kitchen. Main floor master suite offers walk in closet, double sink vanity, separate shower and whirlpool tub. Game room, Mancave or Home Theater? You decide in this spacious finished basement with lookout windows and full bath. This spectacular home is located just minutes form The Square in Downtown Belleville, Downtown St. Louis and Scott Air Force Base. Hurry, this home will not last! See the virtual tour on YouTube. Search: 230 Winterberry Additional Rooms: Sun Room

17. 2016-09-28
    soldstatus $175,000

    Show marketing remark (885 chars)

    Immaculate 3 bed/3 bath ranch with finished basement is move in ready! Open floor plan includes dining/hearth room combo with gleaming hardwood floors and gas fireplace. Eat in kitchen with center island has walk in pantry and ample cabinet space. Enjoy the peacefulness of this well established neighborhood from your 3 season sun room just off the kitchen. Main floor laundry and 1/2 bath off the kitchen. Main floor master suite offers walk in closet, double sink vanity, separate shower and whirlpool tub. Game room, Mancave or Home Theater? You decide in this spacious finished basement with lookout windows and full bath. This spectacular home is located just minutes form The Square in Downtown Belleville, Downtown St. Louis and Scott Air Force Base. Hurry, this home will not last! See the virtual tour on YouTube. Search: 230 Winterberry Additional Rooms: Sun Room

18. 2016-09-16
    status Pending 885-char remark

    Show marketing remark (885 chars)

    Immaculate 3 bed/3 bath ranch with finished basement is move in ready! Open floor plan includes dining/hearth room combo with gleaming hardwood floors and gas fireplace. Eat in kitchen with center island has walk in pantry and ample cabinet space. Enjoy the peacefulness of this well established neighborhood from your 3 season sun room just off the kitchen. Main floor laundry and 1/2 bath off the kitchen. Main floor master suite offers walk in closet, double sink vanity, separate shower and whirlpool tub. Game room, Mancave or Home Theater? You decide in this spacious finished basement with lookout windows and full bath. This spectacular home is located just minutes form The Square in Downtown Belleville, Downtown St. Louis and Scott Air Force Base. Hurry, this home will not last! See the virtual tour on YouTube. Search: 230 Winterberry Additional Rooms: Sun Room

19. 2016-07-27
    listed $185,000 Active 885-char remark

    Show marketing remark (885 chars)

    Immaculate 3 bed/3 bath ranch with finished basement is move in ready! Open floor plan includes dining/hearth room combo with gleaming hardwood floors and gas fireplace. Eat in kitchen with center island has walk in pantry and ample cabinet space. Enjoy the peacefulness of this well established neighborhood from your 3 season sun room just off the kitchen. Main floor laundry and 1/2 bath off the kitchen. Main floor master suite offers walk in closet, double sink vanity, separate shower and whirlpool tub. Game room, Mancave or Home Theater? You decide in this spacious finished basement with lookout windows and full bath. This spectacular home is located just minutes form The Square in Downtown Belleville, Downtown St. Louis and Scott Air Force Base. Hurry, this home will not last! See the virtual tour on YouTube. Search: 230 Winterberry Additional Rooms: Sun Room

20. 2000-04-24
    soldstatus $170,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $5,982 · $498/mo
• Projected year-2 tax: $5,982 · $498/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,126
• − Mortgage interest: −$8,402
• − Property taxes: −$5,982
• − Insurance: −$750
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$4,364
• Taxable loss: −$912
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $1,527/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Belleville Twp Hsd 201
• NCES district ID: 1705640
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $58,064
• Composite: 22.39/100
• National rank: #8115
• State rank: #308 of 620 in IL

Livability — Belleville

• Score: 78/100
• State rank: #142
• US rank: #2604

Category grades

Amenities D- Commute A+ Cost of living A+ Crime F Employment C+ Housing A+ Health & safety C+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belleville, IL
• County: Saint Clair County · 169,691 people
• City population: 47,407
• Metro: St. Louis, MO-IL
• Population (ZIP): 19,152
• Household income: $65,952
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 923.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 250,366 people
• By 2030: 240,511 · -3.9%
• By 2040: 217,391 · -13.2%
• By 2050: 192,699 · -23.0%
• By 2075: 140,637 · -43.8%
• By 2100: 100,499 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Arabic 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · St. Clair

• 2024 margin: Lean D (+7.9) · D 53.0% · R 45.1% · Other 1.8%
• 2008→2024 swing: -14.6pp toward R · 2008: 22.4pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+8.7 2016: D+5.6 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.27%
• Current HPI: 145.9237
• Rent YoY: ▲ 14.47%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

-11.8% since first listed

8 events — show timeline

• 2026-05-16 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2016-09-28 Relisted — MARIS as Distributed by MLS Grid
• 2016-09-28 Sold (Public Records) $175,000 Public Records
• 2016-09-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-09-16 Pending — MARIS as Distributed by MLS Grid
• 2016-07-27 Listed $185,000 MARIS as Distributed by MLS Grid
• 2000-04-24 Sold (Public Records) $170,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $5,982 · -6.3% YoY. Source: county tax records.